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David Babakaiff
Written by David Babakaiff · Co-Founder, VanPlex | 25+ Years BC Construction Last reviewed: October 2026

West Covina | Parking, Setbacks and Height

West Covina, California Parking, Setbacks and Height: Spaces per Home, Yards, Floor Area, Building Height and Minor Modifications

These are the numbers that decide how much building fits on a West Covina lot. A setback is the distance a building must keep from a property line; the open strip it leaves is a yard. Lot coverage is the share of the lot under buildings. The parking rules are in Article III, Division 6 of the Development Code, and the yard and height rules sit with each zone in Article II. This page gives the figures for houses and for apartments, how height is measured, and the small exception staff can approve. The West Covina overview has the summary.

West Covina parking, setbacks and height in six facts

Parking Spaces by Kind of Home

Table 3-2 in Section 26-90 lists the spaces each use must provide on its own lot. A covered space is one in a garage or carport.

Home Parking required
Single-family house, four or fewer bedrooms 4 spaces, 2 of them in a garage
House with more than four bedrooms One more garage space for every two bedrooms past the fourth
Apartment, studio 1 covered space
Apartment, one bedroom 1.5 covered spaces
Apartment, two or more bedrooms 2 covered spaces
Apartment guest parking 1 space for each 4 units
Live/work unit 2 spaces, plus 1 guest space for each 2 units
Senior housing 1 space with up to one bedroom; 1.5 with two or three; 2.5 with four or more
ADU 1 space, none for a studio; see the ADU page for exemptions
SB 9 urban dwelling unit 1 space per unit, none near major transit or a car share vehicle

Sources: West Covina Municipal Code Sec. 26-90, Table 3-2, and Secs. 26-140 and 26-162 (Supplement 94).

The apartment ratios date from March 2025. The staff report for Ordinance No. 2525 said "the parking ratio for multifamily residential uses was consolidated (removed separate requirements for mixed use and condominiums)" as the state Department of Housing and Community Development (HCD) required. Downtown lots use the Downtown Code's own ratios: 1.5 spaces for a studio or one-bedroom home and 2 for larger homes.

Garage, Driveway and Parking Design Rules

  • House garages. "Garages and carport shall have a minimum interior clear width and depth of twenty (20) feet between columns or walls." A three-car garage needs 30 by 20 feet. A house of 4,500 square feet or more, or with five or more bedrooms, needs three garage spaces, and one may be tandem, meaning parked behind another. Table 3-3 adds one open or covered space for a house of 4,000 to 5,499 square feet, two for 5,500 to 7,000 and three for 7,001 to 8,000.
  • Additions. When an addition to a house "exceeds three hundred (300) square feet, a new garage or carport" that meets the size rules is required, and an existing two-car garage must be kept.
  • Driveways. Under Section 26-46(c) a primary driveway must be at least 22 feet long. Front yard paving is limited to the width of the garage or carport plus 12 feet, or 20 feet on a lot with no garage. A second driveway needs an administrative permit with a hearing and may be 12 feet wide.
  • Side-street garages. A garage or carport that opens toward a side street must be 22 feet from the property line, and 25 feet of clear maneuvering room is required in front of a garage opening.
  • Apartment parking. In a rental building, "At least one (1) parking space per unit shall be enclosed on three (3) sides and roofed." Condominium parking must be in garages within 60 feet of the home, and carports are prohibited there and in the MF-8 zone. No parking is allowed in a front or street side setback, and no garage or carport may open directly on a public street.
  • Space sizes. Section 26-90 asks for a covered apartment space 10 feet wide and 20 feet long, an individual garage 11 by 20 feet, and an open space 9 by 20 feet. Section 26-93 gives a different figure for covered residential spaces: "nine (9) feet in width by eighteen (18) feet in length or eight and one-half (8½) by eighteen (18) feet in length." Ask which one the plan checker applies.
  • Vehicles in yards. Section 26-89 bans commercial vehicles on house lots, limits an inoperable vehicle in view to 72 hours, and forbids living in a motor home except by a permit of up to 15 days a year.

Where State Law Lowers the Parking Count

  • Near major transit. Government Code 65863.2 says a public agency "shall not impose or enforce any minimum automobile parking requirement on a residential, commercial, or other development project if the project is located within one-half mile of public transit." It defines public transit as a major transit stop. A city may still require parking if it makes written findings within 30 days, but that exception does not apply to a housing project with "fewer than 20 housing units." Public Resources Code 21064.3 counts "An existing rail or bus rapid transit station" and "The intersection of two or more major bus routes with a frequency of service interval of 20 minutes or less" at peak hours.
  • Density bonus projects. For a project that qualifies for a density bonus, Government Code 65915(p) caps the ratio a city may require at one space for a home with up to one bedroom, one and one-half for two to three bedrooms and two and one-half for four or more.
  • ADUs and SB 9 homes. Each has its own exemptions. See the ADUs and SB 9 page.
  • Shared parking. Section 26-92 lets the Planning Commission approve shared parking between day and night uses by conditional use permit, and requires every mixed-use project to file a parking study.

Yards for Houses in R-A and R-1

Section 26-46(e) sets yards by lot size. The table follows the City's Zoning Summary (Residential) handout, updated June 2024, which arranges the same rules by lot size.

Lot size Front Side Rear Second story
7,500 sq ft or less 20 ft 5 ft 15 ft Front 25 ft, side 10 ft
Over 7,500 and under 14,400 sq ft 25 ft 5 ft 25 ft Front 30 ft, side 10 ft
14,400 to 20,000 sq ft 25 ft 7 ft 25 ft Front 30 ft, side 10 ft
Over 20,000 sq ft 25 ft 10 ft 25 ft Front 30 ft, side 10 ft

Sources: West Covina Municipal Code Sec. 26-46(e) and (h) (Supplement 94); City of West Covina, Zoning Summary (Residential), updated June 2024.

  • Corner lots. "On any corner lot, no residence facing the side street shall be located within twelve and one-half (12½) feet of the side street property line."
  • Rear yard coverage. "Sixty (60) percent of the required rear yard in R-A and R-1 zones shall remain open." The other 40 percent may hold one-story construction up to 15 feet tall, kept five feet from the rear line.
  • Second stories. The second-story setbacks in Section 26-46(h) also apply to a tall first story: one under a sloped roof with a ridge over 16 feet or with a wall over 12 feet. Rooftop decks and balconies reached from the second floor must meet the second-story setbacks.
  • Eaves and porches. Under Section 26-68 eaves and sills may project three feet into a yard if they stay two feet six inches from the side and rear lines, and an uncovered porch at first-floor level may project six feet.
  • Mechanical equipment. Air conditioners, pool equipment and generators must be five feet from side and rear lines and may not sit in the front yard.

House Size and Height

West Covina limits a house by one figure that covers both the ground it sits on and its total floor area. The Development Code Update page says the 2024 code "Replaced / revised the maximum unit size and lot coverage to maximum floor area and building coverage in single-family residential zones." Table 2-4 gives the figure:

  • Lots of 5,000 square feet or less: 50 percent of net lot area.
  • 5,001 to 6,000 square feet: 2,500 square feet plus 30 percent of the lot area over 5,000.
  • 6,001 to 7,500 square feet: 2,800 square feet plus 20 percent of the lot area over 6,000.
  • 7,501 to 10,000 square feet: 3,100 square feet plus 20 percent of the lot area over 7,500.
  • 10,000 square feet or more: 3,600 square feet plus 20 percent of the lot area over 10,000.

An 8,000 square foot lot therefore allows 3,200 square feet (VanPlex arithmetic). A room in a two-story house with a ceiling over 12 feet counts as two stories of floor area. "A conditional use permit (CUP) shall be required for any project resulting in a total floor area above 10,000 square feet."

On height, "No building or structure shall have more than two (2) stories or be more than twenty-five (25) feet above finished grade." Two exceptions exist. On a lot over 20,000 square feet the limit rises "one (1) foot for every five hundred (500) square feet of floor area in excess of twenty-five hundred (2,500) square feet," to no more than 32 feet, and each added foot of height adds a foot to every yard. On a natural slope of at least 15 percent, a building that steps down the hill may reach 35 feet overall if no point around its edge is over 25 feet; this needs an administrative permit.

Section 26-65 measures height "as the vertical distance from the finished grade of the site to the top of the roof." Chimneys, cupolas and similar features may exceed the limit by up to 10 feet, elevator shafts and screened roof equipment by up to 10 feet if they cover no more than 10 percent of the roof, parapets on flat roofs by up to 42 inches, and solar panels by up to five feet.

Setbacks, Coverage and Height in the MF Zones

Section 26-48 sets the multi-family figures. MF-20 has the same setbacks and coverage as MF-15; its height is 45 feet, or 35 feet within 100 feet of a single-family zone.

Rule MF-8 MF-15 and MF-20 MF-45
Front setback 15 ft minimum, 20 ft average 15 ft minimum, 20 ft average 15 ft
Interior side 10 ft 10 ft 5 ft for two stories; 10 ft for three or more
Side next to R-A or R-1 10 ft for one story; 20 ft for two 10, 20 and 30 ft for one, two and three stories 5, 10 and 15 ft for one, two and three stories, plus 5 ft per added story
Street side 15 ft minimum, 20 ft average 15 ft minimum, 20 ft average 15 ft on reverse corner lots, the only street side figure the table gives for MF-45
Rear 20 ft 20 ft; 30 ft for three stories next to R-A or R-1 15 ft; 20 ft for stories above the second where next to R-A or R-1
Building coverage 45 percent 55 percent 70 percent
Height 30 ft 45 ft 55 ft

Source: West Covina Municipal Code Sec. 26-48, Tables 2-7 to 2-10 and subsection (c) (Supplement 94). Within 100 ft of a single-family zone the height limit is 25 ft in MF-8 and MF-15, 35 ft in MF-20 and 40 ft in MF-45.

  • The 100-foot rule. The lower height near houses may be waived by the Planning Commission where the single-family land sits at an elevation such "that its view will not be impeded."
  • Garages near streets. In MF-8, MF-15 and MF-20 a garage or carport must stay 20 feet from a side or rear street and 25 feet from a front street; in MF-45, 15 feet from any street.
  • Mixed-use sites. Residential projects in OPMU, NMU, RMU and SMU follow Table 2-17: 15 feet front, 10 feet interior side, 15 feet street side, 15 feet rear, and 15, 25 or 40 feet next to single-family land for one, two or three stories.
  • How coverage is measured. Section 26-64 divides the area covered by structures by the site area. Underground parking, parking structures and open trellis patio covers do not count.

Accessory Buildings, Fences and the Minor Modification

  • Accessory structures. Table 3-1 keeps a detached accessory structure four feet from rear and side lines, out of the front and street side yards, and under 16 feet. In R-A and R-1 all accessory buildings together, leaving out ADUs, may total 1,000 square feet unless an administrative permit allows more, and one building may be no larger than 70 percent of the house.
  • Fences. Section 26-76 allows seven feet between single-family lots and between multi-family lots, six feet in front and street side yards with open work above 42 inches, and eight feet beside a commercial property. The Development Code Update page says the 2024 code raised side and rear walls "from 6 feet to 7 feet."
  • Minor modification. Section 26-249 authorizes the Director to approve a "Deviation of up to twenty (20) percent of any regulation pertaining to heights and setbacks contained in this chapter." The request must meet the variance findings in Section 26-233, the first of which is "special circumstances" of size, shape, topography, location or surroundings. A 25-foot front yard could go to 20 feet, and a 5-foot side yard to 4 feet (VanPlex arithmetic).
  • Variance. A larger departure needs a variance from the Planning Commission after a hearing. A variance cannot allow a use the zone does not allow.

Where the Code and City Documents Differ

  • Front yard on small lots. Section 26-46(e) gives a 20-foot front yard to "lots with a gross lot area of 7,500 square feet." The Zoning Summary handout applies 20 feet to lots of "7,500 Square Feet or Less." Ask the Planning Division which reading it uses for a lot under 7,500 square feet.
  • Rear yard at exactly 7,500 square feet. The code gives 15 feet to lots "not exceeding" 7,500 square feet and 25 feet to lots of "seven thousand five hundred (7,500) square feet or more," so a lot of exactly 7,500 falls in both. The handout puts it in the 15-foot row.
  • Covered space size. Sections 26-90 and 26-93 give different sizes for a covered residential space, as noted above.

Best For

  • ✓ House additions that stay inside the Table 2-4 floor area for the lot.
  • ✓ MF-45 sites, with 70 percent coverage, 55 feet of height and 5 to 10 foot interior side yards.
  • ✓ Projects within one-half mile of a major transit stop, where state law limits parking minimums.

Usually Fails When

  • ✕ A two-story design puts the upper floor closer than 30 feet to the front line or 10 feet to the side line.
  • ✕ An MF building over 25 feet is planned within 100 feet of an R-1 zone in MF-8 or MF-15.
  • ✕ An apartment plan counts open spaces toward the covered spaces Table 3-2 requires.

What To Verify Before Spending Money

  • → Lot area from a survey, since yards and floor area change at 7,500, 10,000, 14,400 and 20,000 square feet.
  • → Which covered space size the Building Division applies.
  • → Whether a nearby stop meets the state definition of a major transit stop.

Where to Go Next

Zoning Districts
Which zone a lot is in and what it allows.
Hillside, Trees and Fire Zones
Extra rules on slopes and for protected trees.
Permits and Fees
Design review, permits and their fees.

Related on VanPlex: the West Covina overview, the three or more homes page and the California ADU law page.

Frequently Asked Questions

How many parking spaces does a house need in West Covina? +
A West Covina house needs four off-street parking spaces under Section 26-90, and at least two must be in a garage or a carport enclosed on three sides and roofed. A house of 4,500 square feet or more, or with five or more bedrooms, needs three garage spaces. A garage must be at least 20 feet wide and 20 feet deep inside.
How much parking does a West Covina apartment building need? +
A West Covina apartment building needs one covered space per studio, 1.5 covered spaces per one-bedroom home and two covered spaces per home with two or more bedrooms, plus one guest space for each four units, under Table 3-2 of Section 26-90. A 10-unit building of two-bedroom homes needs 20 covered spaces and 2.5 guest spaces before rounding, by VanPlex arithmetic.
What are the setbacks for a house in West Covina? +
A West Covina house on an R-A or R-1 lot needs a front yard of 25 feet, a side yard of 5, 7 or 10 feet depending on lot size, and a rear yard of 25 feet. On lots of 7,500 square feet or less the City's Zoning Summary shows a 20-foot front yard and a 15-foot rear yard. Section 26-46(e) sets these figures.
How tall can a house be in West Covina? +
A West Covina house may have two stories and stand 25 feet above finished grade under Section 26-46(d). On a lot over 20,000 square feet the limit rises one foot for every 500 square feet of floor area above 2,500, to at most 32 feet, with larger yards. A house that steps down a slope of 15 percent or more may reach 35 feet overall with an administrative permit.
How large a house can I build on a West Covina lot? +
Table 2-4 in West Covina Section 26-46 sets one number for both building coverage and floor area. A 6,000 square foot lot allows 2,800 square feet, a 7,500 square foot lot allows 3,100, and a 10,000 square foot lot allows 3,600, plus 20 percent of any lot area above 10,000. A total floor area above 10,000 square feet needs a conditional use permit.
Does a second story need a larger setback in West Covina? +
Yes. West Covina Section 26-46(h) sets a second story back 30 feet from the front property line when the first story is within 30 feet of it, or 25 feet on lots under 7,500 square feet. The second story must also be 10 feet from the side property line when the first story is closer than that, with an exception that needs an administrative permit.
Can I get a small exception to a setback in West Covina? +
Yes, through a minor modification. West Covina Section 26-249 lets the Community Development Director approve a deviation of up to 20 percent from any height or setback rule, with no hearing listed, if the variance findings in Section 26-233 are met. The 2026 fee is $489.91. A larger change needs a variance from the Planning Commission, at $13,115.77.
How tall can a fence be in West Covina? +
A West Covina fence or wall between two single-family lots may be up to seven feet tall under Section 26-76. In a front yard or street side yard the limit is six feet, and the part above 42 inches must be at least 70 percent open. Between a home and a commercial property the limit is eight feet.
How is building height measured in West Covina? +
West Covina measures building height as the vertical distance from the finished grade of the site to the top of the roof, under Section 26-65. Chimneys and similar architectural features may rise up to 10 feet above the limit, parapets on flat roofs up to 42 inches, and solar panels up to five feet. An underground garage is not counted as a story for a house.
Do West Covina parking rules apply near major transit stops? +
State law limits them. Government Code 65863.2 forbids a city from enforcing a minimum parking requirement on a project within one-half mile of public transit, which it defines as a major transit stop, unless the city makes written findings within 30 days. Those findings cannot be used against a housing project of fewer than 20 homes. West Covina Section 26-151 mentions that statute.

Official sources (checked October 2026)

West Covina Municipal Code, Section 26-46, R-A and R-1 standards
https://library.municode.com/ca/west_covina/codes/code_of_ordinances?nodeId=MUCO_CH26ZO_ARTIIZOALUSDEST_DIV1REZOMFMFMF_S26-46DESTZO
West Covina Municipal Code, Section 26-48, multi-family standards
https://library.municode.com/ca/west_covina/codes/code_of_ordinances?nodeId=MUCO_CH26ZO_ARTIIZOALUSDEST_DIV1REZOMFMFMF_S26-48DESTMUMIZO
West Covina Municipal Code, Section 26-54, homes in mixed-use zones
https://library.municode.com/ca/west_covina/codes/code_of_ordinances?nodeId=MUCO_CH26ZO_ARTIIZOALUSDEST_DIV2COMIEOFMIEMAZOOPNMSMRMM-_S26-54DESTREDEMIEZO
West Covina Municipal Code, Section 26-64, lot coverage measurement
https://library.municode.com/ca/west_covina/codes/code_of_ordinances?nodeId=MUCO_CH26ZO_ARTIIIREAPALZO_DIV1GESIPLDEST_S26-64LOCOME
West Covina Municipal Code, Section 26-65, height measurement
https://library.municode.com/ca/west_covina/codes/code_of_ordinances?nodeId=MUCO_CH26ZO_ARTIIIREAPALZO_DIV1GESIPLDEST_S26-65HEMEEX
West Covina Municipal Code, Section 26-68, encroachments into setbacks
https://library.municode.com/ca/west_covina/codes/code_of_ordinances?nodeId=MUCO_CH26ZO_ARTIIIREAPALZO_DIV1GESIPLDEST_S26-68ENINRESE
West Covina Municipal Code, Section 26-72, accessory structures
https://library.municode.com/ca/west_covina/codes/code_of_ordinances?nodeId=MUCO_CH26ZO_ARTIIIREAPALZO_DIV2ACST_S26-72DEST
West Covina Municipal Code, Section 26-76, fences, walls and hedges
https://library.municode.com/ca/west_covina/codes/code_of_ordinances?nodeId=MUCO_CH26ZO_ARTIIIREAPALZO_DIV3FEWAHE_S26-76HELIFRFEWAHE
West Covina Municipal Code, Section 26-89, parking general provisions
https://library.municode.com/ca/west_covina/codes/code_of_ordinances?nodeId=MUCO_CH26ZO_ARTIIIREAPALZO_DIV6PALO_S26-89GEPR
West Covina Municipal Code, Section 26-90, parking spaces required (Table 3-2)
https://library.municode.com/ca/west_covina/codes/code_of_ordinances?nodeId=MUCO_CH26ZO_ARTIIIREAPALZO_DIV6PALO_S26-90NUPASPREPADEST
West Covina Municipal Code, Section 26-92, parking reductions
https://library.municode.com/ca/west_covina/codes/code_of_ordinances?nodeId=MUCO_CH26ZO_ARTIIIREAPALZO_DIV6PALO_S26-92REPAREJOUSPA
West Covina Municipal Code, Section 26-93, parking design
https://library.municode.com/ca/west_covina/codes/code_of_ordinances?nodeId=MUCO_CH26ZO_ARTIIIREAPALZO_DIV6PALO_S26-93PAFADEST
West Covina Municipal Code, Section 26-233, variance findings
https://library.municode.com/ca/west_covina/codes/code_of_ordinances?nodeId=MUCO_CH26ZO_ARTVIPEPRPR_DIV5VA_S26-233REFIVA
West Covina Municipal Code, Section 26-249, minor modification
https://library.municode.com/ca/west_covina/codes/code_of_ordinances?nodeId=MUCO_CH26ZO_ARTVIPEPRPR_DIV7MIMO_S26-249CODEDITHDEMAGRMIMO
City of West Covina, Zoning Summary (Residential), updated June 2024 (PDF)
https://www.westcovina.gov/DocumentCenter/View/583/Zoning-Summary-Residential-PDF
City of West Covina, Development Code Update page
https://www.westcovina.gov/255/Development-Code-Update
City of West Covina, Downtown Plan and Code (PDF)
https://www.westcovina.gov/DocumentCenter/View/790/Downtown-Plan-PDF
City of West Covina, Master Fee Schedule effective January 1, 2026 (PDF)
https://www.westcovina.gov/DocumentCenter/View/2489/Master-Fee-Schedule---2026-CPI-Increase
City Council staff report, Ordinance No. 2525, February 18, 2025
https://public.destinyhosted.com/93782/agenda/agenda-item.cfm?seq=2620&rev=0
Government Code 65863.2 (parking near major transit)
https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV&sectionNum=65863.2
Government Code 65915 (state density bonus)
https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV&sectionNum=65915
Public Resources Code 21064.3 (major transit stop)
https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=PRC&sectionNum=21064.3
General information, not legal advice. California housing law changes every year, and each city adds its own rules on top of state law. Confirm current requirements with the city or county planning department, and with a California-licensed attorney or architect, before you buy land or file plans.

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